Cost of remedial work (electrical)

ProDave

eDicky said:

ciderboy2009 said:

Anyway, two things I would consider:

1) How old is your consumer unit (I would imagine that this is around £500 of the costs)? Is it particularly old (ie: fuses rather than trip switches) or is it just that it doesn't meet current regulations.

If the former then I would consider paying a proportion of the costs.  If the latter then I wouldn't.

2) What valuation has the buyer had on the house?  If it's the amount they offered then I would be less likely to agree to a reduction.

The consumer unit is 15 years old, with trip switches, and has no fault that I know of. The new unit installation is priced at £450+VAT.

Maybe the buyer did not have a valuation done before making their offers, the same day and the day after their viewing. We priced the house at 375-400.

If the C1 was for a replacement smoke alarm because it is damaged and exposing live parts, then that is an easy and cheap fix.

£450 for a CU is about right, it's roughly £100 to buy a budget one, more for a posh make, and most of a days work to change it and do all the testing.

If the only reason for the C2 is IP rating that might just mean the tester thinks the entry holes for cables are too large, you are supposed to use glands for the meter tails entry now not just a big hole.  Unless the holes are massive i would probably have given that a C3.

eidand

For me this would be a polite but firm no.
You're not getting the benefit of any work done now so why should you pay for it. The survey and mortgage valuation will confirm the price is correct.

Further more, no serious buyer would pull out because of that survey. if they do then they were looking for an excuse anyway so the sooner they disappear, the better.

Noneforit999

Unless you are in a rush to push it through, I would first off be playing hard ball. Both parties have spend money and time at this point so its not like its day 1 of viewings and they are asking for money off.

The buyer wants the property and has spent money on an EICR (maybe £200 ish) and I suspect ordered searches and started to arrange a mortgage etc, they have skin in the game so to speak so the chances of them pulling out over £630 worth of work is slim.

I would go back and just say no, the electrics have been working fine in the time you have owned the house and if the buyer feels they want the electrical items fixed they can do so post completion at their own expense.

At that point they will either back down and realise £630 is nothing compared to everything else they are going to need to spend money on (we spent more than that buying curtains for 3 bedrooms!) or they will play hardball back.

Like you said, its £630 and if they really push it, make it clear that you will pay for it but that is the end of it. 

eDicky

Many thanks again for such informative replies and opinions..!

Yesterday I drafted a reply politely objecting to such a request but that on this one occasion I would share half the cost of the remedial work as a gesture of goodwill. Then I consulted my elder brother, who is the half owner with me but doesn't use email so hadn't seen the request and report. He agreed with me to 'give it a try' but I could tell that he was a bit worried in case we'd have to start again if the buyer got the hump and pulled out, so I said we can pay the full allowance then and he was happy.

So I rewrote my reply to that effect, still making the point that in general it's the buyer's responsibility and resulting benefit to bear such costs, and mentioning at the end that we would not entertain any further similar requests. I've sent that reply.

We were both astounded at the current value of the house where we both grew up (I was born in the back bedroom 74 years ago), which has risen steeply in the past decade or two. So for us the slight discount, seen with the other associated expenses, is relatively minimal.

It's been great to have such useful info etc, thanks again..!

canaldumidi

eDicky said:

....... He agreed with me to 'give it a try' but I could tell that he was a bit worried in case we'd have to start again if the buyer got the hump and pulled out, so I said we can pay the full allowance then and he was happy.

So I rewrote my reply to that effect, still making the point that .....

Pity. The wrong decision in my opinion, but so long as you and your brother are happy, well, it's your decision.

As for "making the point...." that is pointless. The buyers have seen you accept one reduction so if they want another, they'll ask for it. And you and your brother will face the same dilemma.......